356 Farney Rd · Golinda, TX 76655

$159,999

3 bd · 2.0 ba · 1,776 sqft · SingleFamily public records · 36 Days on market

Built 1970 1.00 ac lot $90/sqft · 42% below area Est $275k · 42% under

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 1 acre lot
• Built 1970
• Listed 36 days

Property features AI

Finance

• Other: Listing status: Active; Possession at closing/funding; Listing agreement: Exclusive right to sell
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: No garage; direct access parking; No covered or carport spaces
• Utilities: Co-op water; Septic; No municipal utility district
• Home design: Single family residence (residential); Attached property; Built in 1970
• Construction: Year built 1970
• Exterior features: Approximately 1 acre lot; Subdivision: GOLINDA IGANACIO; Directions: From I35 South Waco, exit to US77 South toward Lorena/Robinson. Go about 10 miles and turn left on Farney Rd; drive about half a mile — 356 Farney Rd is on the right.

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 2 full bathrooms
• Interior features: One-level layout; Living area approximately 1776; Wood burning fireplace and wood burning stove; Other interior features
• Laundry & utility: No smart-home features reported

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#980 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, crime D-.
• Chilton ISD (rural): math 23% / reading 41% proficiency, ranked #597 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 265 active listings in the ZIP; solid renter incomes; 4 units permitted in Falls County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Falls County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,199 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.36% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.06%
• DSCR: 1.71
• GRM: 6.1

CMA / ARV

• ARV (median comp): $275,136
• List price: $159,999
• Delta: -41.85%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Park Ln	0.21mi	3/2.0	1,679 (-6%)	3mo	$295,000	$176	78
6721 Golinda Dr	0.27mi	2/2.0 (-1)	1,567 (-12%)	2mo	$212,000	$135	62
393 Woodland Dr	0.27mi	3/2.0	1,900 (+7%)	20mo	$469,900	$247	59
6864 Golinda Dr	0.41mi	3/1.0	1,899 (+7%)	11mo	$299,600	$158	56
917 Farney Rd	0.57mi	3/2.0	1,650 (-7%)	7mo	$365,000	$221	56
243 Brooks Cir	0.58mi	3/2.5	1,568 (-12%)	6mo	$249,000	$159	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.27×
• Total profit: $12,291
• Equity at exit: $23,856

10-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $60,018
• Equity at exit: $13,834

Cash invested: $44,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 76655

• Home prices YoY: -31.3%
• Active inventory: 265
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,169 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$208 /mo · $2,497/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $599

Break-even live

Break-even rent $1,410

Max offer price $159,999

Occupancy floor 67%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-14
   statusdays on market $159,999 Pending 36 DOM
2. 2026-06-13
   statusdays on market $159,999 Active 35 DOM
3. 2026-05-30
   status $159,999 Pending 33 DOM
4. 2026-04-25
   listed $159,999 Active 687-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $2,497 · $208/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$431/yr (+$36/mo · 17.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,024
• − Mortgage interest: −$8,962
• − Property taxes: −$2,497
• − Insurance: −$800
• − Repairs & maintenance: −$2,082
• − Management: −$2,082
• − Depreciation: −$4,655
• Taxable income: $4,946
• Est. tax owed @ 24.0%: −$1,187
• After-tax cash flow: $6,006/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Chilton ISD
• NCES district ID: 4813920
• Math proficiency: 23% ▼ -15.00%
• Reading proficiency: 41% ▬ 0.00%
• Median HH income: $37,015
• Composite: 26.55/100
• National rank: #7192
• State rank: #597 of 826 in TX

Livability — Golinda

• Score: 61/100
• State rank: #980
• US rank: #17396

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment C- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golinda, TX
• County: McLennan County · 213,088 people
• Metro: Waco, TX
• Population (ZIP): 10,603
• Household income: $99,917
• Rent vs Own: 14.9% rent · 85.1% own
• Severe rent burden: 62.0

Population outlook (Falls County) Hauer SSP2

• Today (2025): 15,782 people
• By 2030: 15,209 · -3.6%
• By 2040: 14,276 · -9.5%
• By 2050: 13,645 · -13.5%
• By 2075: 13,724 · -13.0%
• By 2100: 13,005 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 3% Slovak 3% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 5% Arabic 2%

Political lean MEDSL · Falls

• 2024 margin: Solid R (+44.7) · D 27.3% · R 72.0%
• 2008→2024 swing: -25.0pp toward R · 2008: -19.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+37.1 2016: R+33.6 2012: R+24.4 2008: R+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.10%
• Current HPI: 230.4333
• Rent YoY: —
• Metro: Waco, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

4 events — show timeline

• 2026-06-13 Pending — NTREIS
• 2026-06-11 Relisted — NTREIS
• 2026-05-29 Pending — NTREIS
• 2026-04-25 Listed $159,999 NTREIS

Property tax history

+6.9%/yr

Latest (2025): $2,497 · +11.5% YoY. Source: county tax records.